582 Brooks Rd · Rochester Institute of Technology, NY 14586

$174,900

3 bd · 1.5 ba · 1,276 sqft · SingleFamily public records · 9 Days on market

Built 1962 0.77 ac lot Est $271k · 35% under ↓ 8% since listing

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +24.2/30.0
• ARV discount +15.0/15.0
• 1% rule +8.0/10.0
• DSCR +7.8/10.0
• Schools +5.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3 bed/ 1.5 bath ranch in W Henrietta features a huge country kitchen with a view of lush green meadows. Serving your family and friends a meal in the large dining area will be a snap. Tucked away in a lovely garden setting, this property has a nice floor plan, generous easy- living spaces, and an enclosed porch with access to 2 decks and a patio. Perfect for summer relaxation. The basement is partially finished, and also includes a work-bench area and storage. The roof is newer (2013). Property INCLUDES a side land parcel (16,700 sq. ft. / 0.3834 acres included in total). Not to be missed! We will be reviewing offers on Tuesday 6/21

Key facts

• 0.77 acre lot
• 2 garage spots
• Built 1962

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 8.7% vs local median 3.8% in Rochester Institute of Technology — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Rush-Henrietta Central School District (suburban): math 62% / reading 57% proficiency, ranked #237 of 590 in NY (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 40 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Monroe County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.

Recommended offer $174,900

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.30% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.52%
• DSCR: 1.38
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $270,512
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
670 Brooks Rd	0.18mi	2/1.0 (-1)	1,380 (+8%)	2mo	$226,500	$164	69
365 Brooks Rd	0.42mi	3/1.5	1,191 (-7%)	8mo	$252,500	$212	62
525 Brooks Rd	0.12mi	3/1.0	1,125 (-12%)	18mo	$279,000	$248	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.3%
• Equity multiple: 0.88×
• Total profit: $-6,008
• Equity at exit: $26,078

10-year hold

• IRR: 6.5%
• Equity multiple: 1.49×
• Total profit: $24,033
• Equity at exit: $15,122

Cash invested: $48,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 14586

• Home prices YoY: -8.5%
• Active inventory: 40
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,275 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$460 /mo · $5,515/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $348

Break-even live

Break-even rent $1,835

Max offer price $174,900

Occupancy floor 80%

Sensitivity live

Price	-10% $447	-5% $397	+0% $348	+5% $298	+10% $249
Rent	-10% $168	-5% $258	+0% $348	+5% $438	+10% $528
Rate	-1.0pp $436	-0.5pp $392	base $348	+0.5pp $302	+1.0pp $256

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
340 Bennington Hills Ct West Henrietta, NY	1.0–3.0	1.0–2.0	970	$2,007	$2.07	3d	5	0.78mi
212 Vollmer Pkwy Rochester, NY	4.0	3.5	1563	$2,500	$1.60	44d	1	1.18mi
247 Overland Trl West Henrietta, NY	3.0	2.0	1568	$2,800	$1.79	15d	1	1.34mi
3948 E River Rd West Henrietta, NY	1.0–6.0	1.0–4.0	1974	$1,059	$0.54	3d	23	1.35mi
58 Campus Dr Rochester, NY	3.0	1.5	1253	$2,200	$1.76	44d	1	1.43mi

Listing history 8 events

1. 2026-04-23
   status Pending
2. 2026-04-14
   listed $174,900 Active
3. 2022-08-08
   soldstatus $245,000
4. 2022-08-04
   soldstatus $245,000 Closed Sale or Rented 649-char remark

   Show marketing remark (649 chars)

   Charming 3 bed/ 1.5 bath ranch in W Henrietta features a huge country kitchen with a view of lush green meadows. Serving your family and friends a meal in the large dining area will be a snap. Tucked away in a lovely garden setting, this property has a nice floor plan, generous easy- living spaces, and an enclosed porch with access to 2 decks and a patio. Perfect for summer relaxation. The basement is partially finished, and also includes a work-bench area and storage. The roof is newer (2013). Property INCLUDES a side land parcel (16,700 sq. ft. / 0.3834 acres included in total). Not to be missed! We will be reviewing offers on Tuesday 6/21

5. 2022-07-21
   status Pending Sale 649-char remark

   Show marketing remark (649 chars)

   Charming 3 bed/ 1.5 bath ranch in W Henrietta features a huge country kitchen with a view of lush green meadows. Serving your family and friends a meal in the large dining area will be a snap. Tucked away in a lovely garden setting, this property has a nice floor plan, generous easy- living spaces, and an enclosed porch with access to 2 decks and a patio. Perfect for summer relaxation. The basement is partially finished, and also includes a work-bench area and storage. The roof is newer (2013). Property INCLUDES a side land parcel (16,700 sq. ft. / 0.3834 acres included in total). Not to be missed! We will be reviewing offers on Tuesday 6/21

6. 2022-06-28
   status Under Contract- Do Not Show 649-char remark

   Show marketing remark (649 chars)

   Charming 3 bed/ 1.5 bath ranch in W Henrietta features a huge country kitchen with a view of lush green meadows. Serving your family and friends a meal in the large dining area will be a snap. Tucked away in a lovely garden setting, this property has a nice floor plan, generous easy- living spaces, and an enclosed porch with access to 2 decks and a patio. Perfect for summer relaxation. The basement is partially finished, and also includes a work-bench area and storage. The roof is newer (2013). Property INCLUDES a side land parcel (16,700 sq. ft. / 0.3834 acres included in total). Not to be missed! We will be reviewing offers on Tuesday 6/21

7. 2022-06-23
   historical Continue to Show- Under Contract 649-char remark

   Show marketing remark (649 chars)

   Charming 3 bed/ 1.5 bath ranch in W Henrietta features a huge country kitchen with a view of lush green meadows. Serving your family and friends a meal in the large dining area will be a snap. Tucked away in a lovely garden setting, this property has a nice floor plan, generous easy- living spaces, and an enclosed porch with access to 2 decks and a patio. Perfect for summer relaxation. The basement is partially finished, and also includes a work-bench area and storage. The roof is newer (2013). Property INCLUDES a side land parcel (16,700 sq. ft. / 0.3834 acres included in total). Not to be missed! We will be reviewing offers on Tuesday 6/21

8. 2022-06-14
   listed $189,900 Active 649-char remark

   Show marketing remark (649 chars)

   Charming 3 bed/ 1.5 bath ranch in W Henrietta features a huge country kitchen with a view of lush green meadows. Serving your family and friends a meal in the large dining area will be a snap. Tucked away in a lovely garden setting, this property has a nice floor plan, generous easy- living spaces, and an enclosed porch with access to 2 decks and a patio. Perfect for summer relaxation. The basement is partially finished, and also includes a work-bench area and storage. The roof is newer (2013). Property INCLUDES a side land parcel (16,700 sq. ft. / 0.3834 acres included in total). Not to be missed! We will be reviewing offers on Tuesday 6/21

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $5,515 · $460/mo
• Projected year-2 tax: $5,515 · $460/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,303
• − Mortgage interest: −$9,797
• − Property taxes: −$5,515
• − Insurance: −$874
• − Repairs & maintenance: −$2,184
• − Management: −$2,184
• − Depreciation: −$5,088
• Taxable income: $1,660
• Est. tax owed @ 24.0%: −$398
• After-tax cash flow: $3,775/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Rush-Henrietta Central School District
• NCES district ID: 3625170
• Math proficiency: 62% ▼ -6.00%
• Reading proficiency: 57% ▲ 1.00%
• Median HH income: $58,682
• Composite: 51.52/100
• National rank: #1720
• State rank: #237 of 590 in NY

Livability — Rochester Institute of Technology

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Monroe County · 674,131 people
• Metro: Rochester, NY
• Population (ZIP): 13,291
• Household income: $124,457
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 458.0

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 759,460 people
• By 2030: 757,154 · -0.3%
• By 2040: 740,644 · -2.5%
• By 2050: 714,443 · -5.9%
• By 2075: 645,883 · -15.0%
• By 2100: 547,084 · -28.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Asian 15% Black 7% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Romanian 4% Iranian 2% Lithuanian 2%
• Foreign-born: 16% · China, India, Vietnam
• Languages at home: 81% English-only · Other Indo-European 7% Spanish 4% Chinese 3%

Political lean MEDSL · Monroe

• 2024 margin: D (+19.1) · D 59.5% · R 40.5%
• 2008→2024 swing: +1.4pp toward D · 2008: 17.7pp · 2024: 19.1pp
• All cycles: 2024: D+19.1 2020: D+21.0 2016: D+14.1 2012: D+17.4 2008: D+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.58%
• Current HPI: 265.7183
• Rent YoY: —
• Metro: Rochester, NY
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

-7.9% since first listed

8 events — show timeline

• 2026-04-23 Pending — UNYREIS
• 2026-04-14 Listed $174,900 UNYREIS
• 2022-08-08 Sold (Public Records) $245,000 Public Records
• 2022-08-04 Sold (MLS) $245,000 UNYREIS
• 2022-07-21 Pending — UNYREIS
• 2022-06-28 Pending — UNYREIS
• 2022-06-23 Contingent — UNYREIS
• 2022-06-14 Listed $189,900 UNYREIS

Property tax history

+17.5%/yr

Latest (2025): $5,515 · +19.4% YoY. Source: county tax records.